31525 Pianella Ln · Huffman, TX 77336

$176,990

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 68 Days on market

Built 2026 Good condition Garage $192/mo HOA · 10% of rent ↓ 16% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.7/10.0
• DSCR +0.4/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $176,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $177k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $166k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.0% vs local median 5.5% in Huffman — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Falcon Ridge El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 689 students, 49% FRL); Huffman Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 907 students, 42% FRL); Hargrave H S (math 31% / reading 46%, grade F, #866 of 1,632 statewide, top 54%, 1,125 students, 36% FRL).
• Market conditions: 738 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $166,370 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 11.5

CMA / ARV

• ARV (median comp): $270,990
• List price: $176,990
• Delta: -27.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31511 San Floro Dr	0.16mi	3/2.0	1,600 (+5%)	0mo	$237,990	$149	84
31505 Olivella Dr	0.10mi	3/2.0	1,302 (-14%)	0mo	$199,990	$154	71
930 Capracotta Dr	0.51mi	3/2.0	1,461 (-4%)	0mo	$187,990	$129	70
928 Capracotta Dr	0.50mi	3/2.0	1,451 (-5%)	1mo	$180,990	$125	68
31420 Pratola Serra Cir	0.54mi	3/2.0	1,461 (-4%)	1mo	$205,990	$141	67
31422 Pratola Serra Cir	0.54mi	3/2.0	1,451 (-5%)	1mo	$248,990	$172	66
920 Pertuso Ln	0.55mi	4/2.5 (+1)	1,535 (+1%)	0mo	$160,990	$105	65
944 Pertuso Ln	0.61mi	4/2.5 (+1)	1,535 (+1%)	0mo	$156,990	$102	63
31209 Piccolo Fiore Ln	0.42mi	4/2.0 (+1)	1,656 (+9%)	0mo	$201,990	$122	60
31637 Bohlssen Rd	0.30mi	3/1.5	1,747 (+15%)	1mo	$479,900	$275	58
919 Capracotta Dr	0.48mi	3/2.0	1,311 (-14%)	1mo	$180,990	$138	54
918 Capracotta Dr	0.46mi	3/2.0	1,749 (+15%)	0mo	$254,990	$146	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: -0.00×
• Total profit: $-76,072
• Equity at exit: $40,405

10-year hold

• IRR: -31.8%
• Equity multiple: -0.41×
• Total profit: $-107,244
• Equity at exit: $23,430

Cash invested: $75,877 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 75 active · 44 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $190,990 ($127/sqft)
• Median days on market: 31 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +40.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77336

• Home prices YoY: -1.8%
• Active inventory: 738
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,065/yr
• Insurance: −$113
• HOA: −$192
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-507

Break-even live

Break-even rent $2,614

Max offer price $197,588

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-414	+0% $-507	+5% $-601	+10% $-695
Rent	-10% $-663	-5% $-585	+0% $-507	+5% $-429	+10% $-352
Rate	-1.0pp $-371	-0.5pp $-438	base $-507	+0.5pp $-577	+1.0pp $-649

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $67,748
• Closing costs: $8,130
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	23d	1	0.57mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	15d	1	0.61mi

Property features AI

Finance

• HOA & community: Community managed by KRJ Management, Inc.Annual association fee of $2,300

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Built in 2026Slab foundation
• Construction: Brick and cement siding exteriorComposition roof
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen and family room combinedKitchen and dining area combinedSeparate showerTub shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-08-08
   pricedays on market $176,990 Active 68 DOM
2. 2026-08-06
   days on market $184,990 Active 66 DOM
3. 2026-08-05
   days on market $184,990 Active 65 DOM
4. 2026-08-04
   days on market $184,990 Active 64 DOM
5. 2026-08-03
   days on market $184,990 Active 63 DOM
6. 2026-07-31
   days on market $184,990 Active 60 DOM
7. 2026-07-30
   days on market $184,990 Active 58 DOM
8. 2026-07-28
   days on market $184,990 Active 57 DOM
9. 2026-07-26
   days on market $184,990 Active 55 DOM
10. 2026-07-24
    days on market $184,990 Active 53 DOM
11. 2026-07-23
    days on market $184,990 Active 52 DOM
12. 2026-07-22
    days on market $184,990 Active 51 DOM
13. 2026-07-21
    pricedays on market $184,990 Active 50 DOM

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

14. 2026-07-20
    days on market $183,990 Active 49 DOM
15. 2026-07-18
    days on market $183,990 Active 47 DOM
16. 2026-07-18
    days on market $183,990 Active 46 DOM
17. 2026-07-16
    days on market $183,990 Active 45 DOM
18. 2026-07-15
    pricedays on market $183,990 Active 44 DOM

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

19. 2026-07-14
    days on market $191,990 Active 43 DOM
20. 2026-07-13
    days on market $191,990 Active 42 DOM
21. 2026-07-13
    days on market $191,990 Active 41 DOM
22. 2026-07-11
    days on market $191,990 Active 40 DOM
23. 2026-07-10
    days on market $191,990 Active 39 DOM
24. 2026-07-09
    pricedays on market $191,990 Active 38 DOM
25. 2026-07-07
    days on market $196,990 Active 36 DOM
26. 2026-07-06
    days on market $196,990 Active 35 DOM
27. 2026-07-06
    days on market $196,990 Active 34 DOM
28. 2026-07-05
    days on market $196,990 Active 33 DOM
29. 2026-07-03
    days on market $196,990 Active 32 DOM
30. 2026-07-02
    days on market $196,990 Active 31 DOM
31. 2026-07-01
    days on market $196,990 Active 30 DOM
32. 2026-06-30
    days on market $196,990 Active 29 DOM
33. 2026-06-29
    days on market $196,990 Active 28 DOM
34. 2026-06-28
    days on market $196,990 Active 27 DOM
35. 2026-06-27
    days on market $196,990 Active 26 DOM
36. 2026-06-26
    days on market $196,990 Active 25 DOM
37. 2026-06-24
    days on market $196,990 Active 23 DOM
38. 2026-06-22
    days on market $196,990 Active 21 DOM
39. 2026-06-21
    days on market $196,990 Active 20 DOM
40. 2026-06-18
    days on market $196,990 Active 17 DOM
41. 2026-06-17
    remarks 618-char remark
42. 2026-06-17
    days on market $196,990 Active 16 DOM
43. 2026-06-16
    days on market $196,990 Active 15 DOM
44. 2026-06-15
    days on market $196,990 Active 14 DOM
45. 2026-06-13
    days on market $196,990 Active 12 DOM
46. 2026-06-09
    days on market $196,990 Active 8 DOM
47. 2026-06-08
    days on market $196,990 Active 7 DOM
48. 2026-06-07
    days on market $196,990 Active 6 DOM
49. 2026-06-04
    days on market $196,990 Active 3 DOM
50. 2026-06-03
    days on market $196,990 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,658
• − Mortgage interest: −$15,180
• − Property taxes: −$4,065
• − Insurance: −$1,355
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$2,304
• − Depreciation: −$7,883
• Taxable loss: −$10,914
• Est. tax savings @ 24.0%: +$2,619
• After-tax cash flow: $-3,468/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $7,610–$22,830 screening

This single-level home features a spacious open floorplan with modern finishes and a good condition. It is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Lighting upgrades — Modern lighting fixtures can brighten the space and improve ambiance. ↑
• Both Flooring replacement — Replacing worn-out flooring can significantly improve the home's appearance and value. ↑
• Both Kitchen appliances replacement — Upgrading to newer, energy-efficient appliances can increase the home's value and appeal to potential buyers/renters. ↑
• Both Bathroom updates — Updating bathrooms with modern fixtures and finishes can add value and attract more buyers/renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and add value to the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falcon Ridge El F TX #2,234/4,322 Nat'l #24,773/41,679 Middle Huffman Middle F TX #892/1,662 Nat'l #7,813/14,009 High Hargrave H S F TX #866/1,632 Nat'l #8,796/17,239

Schools (NCES district)

• District: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 of 826 in TX

Livability — Huffman

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harris County · 5,571,493 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 22% of renters

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Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

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Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Property features AI

Finance

• HOA & community: Community managed by KRJ Management, Inc.Annual association fee of $2,300

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Built in 2026Slab foundation
• Construction: Brick and cement siding exteriorComposition roof
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen and family room combinedKitchen and dining area combinedSeparate showerTub shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-15.9% since first listed

10 events — show timeline

• 2026-07-21 Price Changed $184,990 HARMLS
• 2026-07-21 Price Changed $184,990 Zillow
• 2026-07-15 Price Changed $183,990 Zillow
• 2026-07-14 Price Changed $183,990 HARMLS
• 2026-07-08 Price Changed $191,990 Zillow
• 2026-07-07 Price Changed $191,990 HARMLS
• 2026-06-01 Listed $196,990 HARMLS
• 2026-05-21 Price Changed $196,990 Zillow
• 2026-05-19 Price Changed $212,440 Zillow
• 2026-05-12 Listed $219,990 Zillow